Steel-Frame Manufacturing
New
For Sale
$1,500,000
414 Hill Street, Biddeford, ME 04005
Commercial Sale, Biddeford, ME
Property Size11,324 SF
Lot Size1.50 Acres
Price / SF$132.58
Days on Market1
Property Features for 414 Hill Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
I2
Parking features
Off Street
Lot features
Near Turnpike/ Interstate, Industrial Park, Near Shopping
Standard status
Active
Size
11,314 SF
Lot size
1.50 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
16934
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating)
Cooling system
Wall Unit(s)
Water source
Public
Amenities
loading access
Building Details
Year built
1988
Number of units
1
Flooring type
Heavy duty, Wood, Concrete
Building materials
Steel Frame, Aluminum Siding, Vertical Siding
Roof type
Flat, Membrane
Listing Agency:
Keller Williams Realty
(207) 879-9800
Listed By:
Marc Fishman · License #BA901721
(207) 775-6561
Added: Sep 4
Last Checked: Sep 4 at 4:06PM
MLS# 1679281
Copyright © 2026 Maine Listings. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This manufacturing property includes a steel-frame building constructed in 1988 on approximately 1.5 acres. The facility has metal siding, a metal roof, concrete slab flooring, public water and sewer, natural gas service, and clear ceiling heights of approximately 15 to 17 feet. Heating is provided by a heat pump, with wall-unit cooling and off-street parking.
The site is located in an established industrial area of Biddeford, with access to major transportation routes and the greater Portland and Southern Maine market. Loading access and the available site area support a range of manufacturing, warehouse, distribution, and other industrial uses, subject to zoning. The property is zoned I2.
The site is located in an established industrial area of Biddeford, with access to major transportation routes and the greater Portland and Southern Maine market. Loading access and the available site area support a range of manufacturing, warehouse, distribution, and other industrial uses, subject to zoning. The property is zoned I2.
Key Highlights
- Approximately 1.5‑acre industrial site in Biddeford
- 11,324 ± square‑foot building with 10,000 SF on the 1st floor and 1,324 SF on the 2nd floor
- 15‑17 feet of clear ceiling height
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$116,671
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.78%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,333,420
$2.3M
Cap Rate 7%
$1,666,729
$1.7M
Cap Rate 9%
$1,296,344
$1.3M
Market Conditions
NOI Build-Up for 11,314 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$169.7K $15.00/SF
− Vacancy
−$3.0K −$0.27/SF
EGI
$166.7K $14.73/SF
− OpEx
−$50.0K −$4.42/SF
NOI
$116.7K $10.31/SF
Area
York County, ME
Vacancy
1.79%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,333,420
Cap Rate 7%
$1,666,729
Cap Rate 9%
$1,296,344
Alternative Uses
Best Use
Warehouse
$2.02M
$1.77M – $2.36M
NOI $141,671 @ 7.0% cap · market cap 9.44%
Second Best
Industrial
$1.67M
$1.46M – $1.94M
NOI $116,671 @ 7.0% cap · market cap 7.78%
Theoretical Best
Office A
$3.59M
$3.14M – $4.18M
NOI $251,054 @ 7.0% cap · market cap 16.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17 ft
Clear height
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
145
Businesses Nearby
Explore this area
Business Placement
Demographics for 04005, ME
24,581
Population
11,001
Households
2.2
Avg Household Size
39
Median Age
29%
College-Educated
95%
High-School Grad
47.9 sq mi
ZIP Area
513
Density / Sq Mi
$71,268
Median Household Income
$39,176
Median Earnings
$1,186
Median Rent
$351,700
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Industrial building with loading access, clear-span utility, and public water and sewer service in an established industrial area.
Where is this manufacturing property located?
The property is located at 414 Hill Street Biddeford, ME.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Approximately 1.5‑acre industrial site in Biddeford; 11,324 ± square‑foot building with 10,000 SF on the 1st floor and 1,324 SF on the 2nd floor; 15‑17 feet of clear ceiling height
